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HomeMy WebLinkAboutZ-5397-A Staff AnalysisFILE NO.: Z -539T -A NAME: Promiseland Church Long -form PID LOCATION: Located at 3700 West 65th Street DEVELOPER: Promiseland Community Development Corporation 8923 Sunset Lane Little Rock, AR 72209 ENGINEER/SURVEYOR: Marlar Engineering 5318 JFK Boulevard North Little Rock, AR 72116 ARCHITECT: Terry Burruss Architects 614 Center Street Little Rock, AR 72201 AREA: 10.004 acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING: PROPOSED USE: NUMBER OF LOTS: 1 1-2, Light Industrial Indoor Industrial Uses .W 1-2 Uses and a Church FT. NEW STREET: 0 LF VARIANCESNVAIVERS REQUESTED: None requested. BACKGROUND: The Zoning Board of Adjustment approved site aallow t their January 28,e1991,d setback to allow construction of a loading dock for this public hearing. FILE NO.: Z -5397-A Cont. A. PROPOSAL/REQUEST: The property located at 3700 West 65th Street contains a large industrial building with multiple tenants. The facility contains 155,000 square feet. The Community Development Corporation is leasing 21,263 square feet of the larger building to operate a child development center (daycare, after school care and summer camp) and house the CDC offices. The CDC intends to sub -lease the multi-purpose room to Promiseland Church as a temporary use. The church will meet in the Multi-purpose room primarily on Wednesdays fromr 7:00 to 9:00 pm and Sunday from 9:00 am to 3:00 pm. The temporary use by the church is to allow the church time to find a permanent location. The remaining 133,737 square feet will remain leased to the current tenants. The Community Development Corporation will also lease the Multi-purpose Room for other activities such as reunions and receptions to generate additional revenue. The site is presently zoned 1-2, Light Industrial District which does not allow a church as an allowable use. The rezoning to PID would maintain the existing 1-2, Light Industrial Uses while adding a church as an allowable use. B. EXISTING CONDITIONS: The site contains a large industrial building with multiple tenants. A portion of the building is leased to a heating and air-conditioning distributor. The area is primarily industrial uses. The Rice Depot is located to the south, across West 65th Street and to the west across Scott Hamilton are a fueling center and a commercial business. East of the site is Penske Truck Rental. West 65th Street is constructed as a four -lane street with a center turn lane at major intersections. There is a traffic signal located at the intersection of Scott Hamilton and West 65th Street. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area resident. All property owners located within 200 feet of the site, all residents, who could be identified, located within 300 feet of the site, Southwest Little Rock United for Progress and the Upper Baseline Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1, West 65th Street is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. The centerline of West 65th Street is not provided. Applicability to this code cannot be verified. 2 FILE NO.: Z -.5397-A (Cont. E F 2. A 20 -foot radial dedication of right-of-way is required at the intersection of West 65th Street and Scott Hamilton Drive. UTILITIES AND FIRE DEPARTMENTICOUNTY PLANNING: Wastewater: Sewer available to this project. Entergy: Approved as submitted. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: Contact Central Arkansas Water if larger and/or additional water meter(s) are required. Fire De artment: Approved as submitted. County Planning: No comment. CATA: The site is located on CATA Bus Route #16 — the 65th Street Route. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the 65th Street East Planning District. The Land Use Plan shows Industrial for this property. The applicant has applied for a rezoning for a long form Planned Industrial Development to add a church as an allowable use for the site. The request does not require a change to the Land Use Plan. Master Street Plan: West 65th Street is a Minor Arterial. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Scott Hamilton Road is a Collector. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on these streets. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes in the immediate vicinity. Neighborhood Action Plan: This area is covered by the Upper Baseline Neighborhood Plan, but it does not address this issue. 3 FILE NO.: Z -5397-A Ir.r%r%t. Landscape: 1. The site plan must comply with the City's landscape and buffer ordinance requirements. 2. All existing landscaping and fencing should be in good condition or replaced/repaired in conjunction with this application. 3. Any newly paved surfaces areas must be landscaped per City code. 4. If the rehabilitation costs exceeds fifty percent (50%) of the replacement cost of the building then the landscaping on the site must be brought into compliancy accordingly. G. SUBDIVISION COMMITTEE COMMENT: (May 21, 2009) Mr. Terry Burruss was present representing the request. Staff presented a summary of the request stating there were few outstanding technical issues associated with the request in need of addressing prior to the Commission acting on the request. Staff requested Mr. Burruss provide the total square footage proposed for each of the uses. Staff also requested Mr. Burruss provide the anticipated seating capacity of the church. Public Works comments were addressed. Staff stated a 20 -foot radial dedication was required on West 65th Street and Scott Hamilton Drive and a right of way dedication of 45 -feet from centerline was required on West 65th Street per the Master Street Plan. Landscaping comments were addressed. Staff stated all existing landscaping and fencing was required to be in good condition or replaced/repaired in conjunction with the current request. Staff stated any new paved areas were required to be landscaped per City code. Staff also stated if the rehabilitation cost exceeded fifty percent of the replacement cost of the building then the landscaping on the site was to be brought into compliance accordingly. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H_ ANALYSIS: The applicant submitted a revised cover letter to staff addressing the issues raised at the May 21, 2009, Subdivision Committee meeting. The proposal is to rezone the site from 1-2, Light Industrial District to PID to add a church as an allowable use for the property. 0 LE NO.: Z -5397-A The total square footage for each of the uses of the building is as follows: a. Community Development Corporation — 21,263 sf (office space, child development center, daycare, after school care, summer camp and church) b. Office/Warehouse — 37,500 sf c. Office/Warehouse 81,040 sf (Carrier) d. Office/Warehouse — 27,000 sf The total seating capacity of the church is 400. There are currently 250 members. The church services will be from 7:00 to 9:00 pm and Sunday from 9:00 am to 3:00 pm. Parking for a church is based on one (1) parking spaces per ever four seats in new principal assembly areas or additions to currently existing structures. Based on the proposed membership 100 parking spaces would be required to serve the church use. The site contains ample parking to support the proposed use. The request includes the allowance of the CDC's Multi-purpose room for other activities such as reunions and receptions to generate additional revenue. Staff is not supportive of the "event center" aspect of the request. The applicant has not provided staff with details of the proposed uses, the hours of operation or the activities taking place related to the event center. Based on the lack of information staff can not support the request. The building and parking exist. There is no increase in building size or increase in parking area. The rehabilitation cost is anticipated to range from six to eight percent of the current sites building value. Staff is not supportive of the request as filed. Staff feels the rezoning to add a church as an allowable use for the site is acceptable. Staff does not however support the allowance of rezoning the site to allow other event center type activities without the applicant providing details on the these activities including proposed hours of operation and the activities that will be taking place being better defined. STAFF RECOMMENDATION: Staff recommends denial of the request as filed. PLANNING COMMISSION ACTION- (JUNE 11, 2009) The applicant was present. There were no registered objectors present. Staff presented the item stating there were legal issues which had arisen and in need of 5 FILE NO.: Z -5397-A Cont. addressing prior to the Commission acting on the request. Staff requested the item be deferred to the July 23, 2009, public hearing. Commissioner Yates called Pastor Antoine Scruggs to the podium to inform the Pastor as to the need for the deferral. Staff stated there was a City ordinance which did not allow the sale of light wine and beer near a church. Staff stated there was not a clause in the ordinance which allowed grandfathering. Staff stated there was an existing convenience store located within the specified distance of the proposed church location. Staff stated there were a number of legal issues which had been raised for consideration and needed addressing prior to the Commission moving forward. Pastor Scruggs requested staff keep him informed as to the progress of the request. There was no further niche Consenton of the item. The Chair Agenda for deferral to theertained a July 25, 2009, public on for placement of the item hearing. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. STAFF UPDATE: Staff has reviewed the distance between the location of the unmanned fuel center which previously was the location of a convenience store and the proposed church. The distance between these two uses exceeds the distance noted in Chapter 4 of the City Code. Section 4-93 states it shall be unlawful to sell beer or light wines within three hundred (300) feet of any church in the residential section of the City. The residential section of the City is defined as any part that is outside of the fire zone. The business section of the City is that part of the City within the fire zone. The distance is measured from the nearest point of the church or school to the nearest point of the building or place where beer or light wine is sold. The property is not located within the defined fire zone of the City. To staff's knowledge there are no additional outstanding issues associated with the request. Staff recommends approval of the request as noted in the agenda staff report. PLANNING COMMISSION ACTION: (JULY 23, 2009) The applicant was present. There were no registered objectors present. Staff stated they had reviewed the distance between the 1°n of sto e,the and the proposed church. which was previously the location of a convenience Staff stated the distance between the two uses exceeded the distance noted in Chapter 4 of the City Code Section 4-93 which states "it shall be unlawful to sell beer or light wines within three hundred (300) feet of any church in the residential section of the City. The residential section of the City is defined as any part that is outside of the fire zone. The business section of the City is that part of the City within the fire zone. The distance is measured from the nearest point of the church or school to the nearest point of the building or place where beer or light wine is sold." Staff stated the property was not located within the defined fire zone of the City. C FILE NO.: Z -5397-A Cont. Staff stated to their knowledge there are no additional outstanding issues associated with the request. Staff stated the applicant had provided them with a letter outlining the proposed activities to take place at the "events center" and committing no alcoholic beverages would be served, sold, or brought into the property. Staff stated the uses included functions related to existing ministries programs, as well as outside functions. Staff stated these outside functions included seminars, training sessions, and mini -conventions. Staff stated the space may also be utilized for weddings and funerals. Staff stated all events must end by 10:00 pm. Staff stated a church board member was to be present at all activities that were not church sponsored or church related activities. Staff stated the letter of commitment provided by the applicant that defined the uses to occur at the "events center' addresses staff previously raised concerns. Staff stated they were now supportive of the request subject to compliance with the comment and conditions as outlined in paragraphs D, E and F of the agenda staff report. There was no further discussion of the item. The chair entertained a motion for placement of the item on the consent agenda for approval as recommended by staff. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. 7 July 23, 2009 ITEM NO.: H FILE NO.: Z -5397-A NAME: Promiseland Church Long -form PID LOCATION: Located at 3700 West 65th Street DEVELOPER: Promiseland Community Development Corporation 8923 Sunset Lane Little Rock, AR 72209 ENGINEER/SURVEYOR: Marlar Engineering 5318 JFK Boulevard North Little Rock, AR 72116 ARCHITECT'. Terry Burruss Architects 614 Center Street Little Rock, AR 72201 AREA: 10.004 acres CURRENT ZONING: ALLOWED USES PROPOSED ZONING PROPOSED USE: NUMBER OF LOTS: 1 1-2, Light Industrial Indoor Industrial Uses 1-2 Uses and a Church FT. NEW STREET: 0 LF VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: The Zoning Board of Adjustment approved a request to allow a reduced side yard setback to allow construction of a loading dock for this site at their January 28, 1991, public hearing. July 23, 2009 SUBDIVISION ITEM NO.: H (Cont A. PROPOSAL/REQUEST- FILE NO.: Z -5397-A The property located at 3700 West 65th Street contains a large industrial building with multiple tenants. The facility contains 155,000 square feet. The Community Development Corporation is leasing 21,263 square feet of the larger building to operate a child development center (daycare, after school care and summer camp) and house the CDC offices. The CDC intends to sub -lease the multi-purpose room to Promiseland Church as a temporary use. The church will meet in the Multi-purpose room primarily on Wednesdays fromr 7:00 to 9:00 pm and Sunday from 9:00 am to 3:00 pm. The temporary use by the church is to allow the church time to find a permanent location. The remaining 133,737 square feet will remain leased to the current tenants. The Community Development Corporation will also lease the Multi-purpose Room for other activities such as reunions and receptions to generate additional revenue. The site is presently zoned 1-2, Light Industrial District which does not allow a church as an allowable use. The rezoning to PID would maintain the existing 1-2, Light Industrial Uses while adding a church as an allowable use. B. EXISTING CONDITIONS: The site contains a large industrial building with multiple tenants. A portion of the building is leased to a heating and air-conditioning distributor. The area is primarily industrial uses. The Rice Depot is located to the south, across West 65th Street and to the west across Scott Hamilton are a fueling center and a commercial business. East of the site is Penske Truck Rental. West 65th Street is constructed as a four -lane street with a center turn lane at major intersections. There is a traffic signal located at the intersection of Scott Hamilton and West 65th Street. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area resident. All property owners located within 200 feet of the site, all residents, who could be identified, located within 300 feet of the site, Southwest Little Rock United for Progress and the Upper Baseline Neighborhood Association were notified of the public hearing. 2 July 23, 2009 SUBDIVISION ITEM NO.: H Cont. FILE NO.: Z-5397-6 D. ENGINEERING COMMENTS: E F PUBLIC WORKS CONDITIONS: 1. West 65th Street is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. The centerline of West 65th Street is not provided. Applicability to this code cannot be verified. 2. A 20 -foot radial dedication of right-of-way is required at the intersection of West 65th Street and Scott Hamilton Drive. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Enter : Approved as submitted. Center -Point Enerav: No comment received. AT & T: No comment received. Central Arkansas Water: Contact Central Arkansas Water if larger and/or additional water meter(s) are required. Fire Department: Approved as submitted. County Planninct: No comment. CATA: The site is located on CATA Bus Route #16 — the 65th Street Route. ISSUES/TECHNICAL/DESIGN: Plannin Division: This request is located in the 65th Street East Planning District. The Land Use Plan shows Industrial for this property. The applicant has applied for a rezoning for a long form Planned Industrial Development to add a church as an allowable use for the site. The request does not require a change to the Land Use Plan. Master Street Plan: West 65th Street is a Minor Arterial. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Scott Hamilton Road is a Collector. The primary function of a Collector Street is to provide a 3 July 23, 2009 SUBDIVISION ITEM NO.: H (Cont. FILE NO.: Z -5397-A connection from Local Streets to Arterials. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on these streets. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes in the immediate vicinity. Neighborhood Action Plan: This area is covered by the Upper Baseline Neighborhood Plan, but it does not address this issue. Landscape: 1. The site plan must comply with the City's landscape and buffer ordinance requirements. 2. All existing landscaping and fencing should be in good condition or replaced/repaired in conjunction with this application. 3. Any newly paved surfaces areas must be landscaped per City code. 4. If the rehabilitation costs exceeds fifty percent (50%) of the replacement cost of the building then the landscaping on the site must be brought into compliancy accordingly. & SUBDIVISION COMMITTEE COMMENT: (May 21, 2009) Mr. Terry Burruss was present representing the request. Staff presented a summary of the request stating there were few outstanding technical issues associated with the request in need of addressing prior to the Commission acting on the request. Staff requested Mr. Burruss provide the total square footage proposed for each of the uses. Staff also requested Mr. Burruss provide the anticipated seating capacity of the church. Public Works comments were addressed. Staff stated a 20 -foot radial dedication was required on West 65th Street and Scott Hamilton Drive and a right of way dedication of 45 -feet from centerline was required on West 65th Street per the Master Street Plan. Landscaping comments were addressed. Staff stated all existing landscaping and fencing was required to be in good condition or replaced/repaired in conjunction with the current request. Staff stated any new paved areas were required to be landscaped per City code. Staff also stated if the rehabilitation cost exceeded fifty percent of the replacement cost of the building then the landscaping on the site was to be brought into compliance accordingly. rd July 23, 2009 SUBDIVISION ITEM NO.: H Cont. FILE NO.: Z -5397-A Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised cover letter to staff addressing the issues raised at the May 21, 2009, Subdivision Committee meeting. The proposal is to rezone the site from 1-2, Light Industrial District to PID to add a church as an allowable use for the property. The total square footage for each of the uses of the building is as follows: a. Community Development Corporation — 21,263 sf (office space, child development center, daycare, after school care, summer camp and church) b. Office/Warehouse — 37,500 sf c. Off iceNVarehouse 81,040 sf (Carrier) d. Office/Warehouse — 27,000 sf The total seating capacity of the church is 400. There are currently 250 members. The church services will be from 7:00 to 9:00 pm and Sunday from 9:00 am to 3:00 pm. Parking for a church is based on one (1) parking spaces per ever four seats in new principal assembly areas or additions to currently existing structures. Based on the proposed membership 100 parking spaces would be required to serve the church use. The site contains ample parking to support the proposed use. The request includes the allowance of the CDC's Multi-purpose room for other activities such as reunions and receptions to generate additional revenue. Staff is not supportive of the "event center' aspect of the request. The applicant has not provided staff with details of the proposed uses, the hours of operation or the activities taking place related to the event center. Based on the lack of information staff can not support the request. The building and parking exist. There is no increase in building size or increase in parking area. The rehabilitation cost is anticipated to range from six to eight percent of the current sites building value. 9 July 23, 2009 SUBDIVISION ITEM NO.: H Cont. FILE NO.: Z -5397-A Staff is not supportive of the request as filed. Staff feels the rezoning to add a church as an allowable use for the site is acceptable. Staff does not however support the allowance of rezoning the site to allow other event center type activities without the applicant providing details on the these activities including proposed hours of operation and the activities that will be taking place being better defined. STAFF RECOMMENDATION: Staff recommends denial of the request as filed. PLANNING COMMISSION ACTION: (JUNE 11, 2009) The applicant was present. There were no registered objectors present. Staff presented the item stating there were legal issues which had arisen and in need of addressing prior to the Commission acting on the request. Staff requested the item be deferred to the July 23, 2009, public hearing. Commissioner Yates called Pastor Antoine Scruggs to the podium to inform the Pastor as to the need for the deferral. Staff stated there was a City ordinance which did not allow the sale of light wine and beer near a church. Staff stated there was not a clause in the ordinance which allowed grandfathering. Staff stated there was an existing convenience store located within the specified distance of the proposed church location. Staff stated there were a number of legal issues which had been raised for consideration and needed addressing prior to the Commission moving forward. Pastor Scruggs requested staff keep him informed as to the progress of the request. There was no further discussion of the item. The Chair entertained a motion for placement of the item on the Consent Agenda for deferral to the July 25, 2409, public hearing. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. STAFF UPDATE: Staff has reviewed the distance between the location of the unmanned fuel center which previously was the location of a convenience store and the proposed church. The distance between these two uses exceeds the distance noted in Chapter 4 of the City Code. Section 4-93 states it shall be unlawful to sell beer or light wines within three hundred (300) feet of any church in the residential section of the City. The residential section of the City is defined as any part that is outside of the fire zone. The business section of the City is that part of the City within the fire zone. The distance is measured from the nearest point of the church or school to the nearest point of the building or 101 J July 23, 2009 SUBDIVISION ITEM NO.: H Cont.)FILE NO.: Z -5397-A place where beer or light wine is sold. The property is not located within the defined fire zone of the City. To staff's knowledge there are no additional outstanding issues associated with the request. Staff recommends approval of the request as noted in the agenda staff report. PLANNING COMMISSION ACTION: (JULY 23, 2009) The applicant was present. There were no registered objectors present. Staff stated they had reviewed the distance between the location of the unmanned fuel center, which was previously the location of a convenience store, and the proposed church. Staff stated the distance between the two uses exceeded the distance noted in Chapter 4 of the City Code Section 4-93 which states "it shall be unlawful to sell beer or light wines within three hundred (300) feet of any church in the residential section of the City. The residential section of the City is defined as any part that is outside of the fire zone. The business section of the City is that part of the City within the fire zone. The distance is measured from the nearest point of the church or school to the nearest point of the building or place where beer or light wine is sold." Staff stated the property was not located within the defined fire zone of the City. Staff stated to their knowledge there are no additional outstanding issues associated with the request. Staff stated the applicant had provided them with a letter outlining the proposed activities to take place at the "events center" and committing no alcoholic beverages would be served, sold, or brought into the property. Staff stated the uses included functions related to existing ministries programs, as well as outside functions. Staff stated these outside functions included seminars, training sessions, and mini -conventions. Staff stated the space may also be utilized for weddings and funerals. Staff stated all events must end by 10:00 pm. Staff stated a church board member was to be present at all activities that were not church sponsored or church related activities. Staff stated the letter of commitment provided by the applicant that defined the uses to occur at the "events center' addresses staff previously raised concerns_ Staff stated they were now supportive of the request subject to compliance with the comment and conditions as outlined in paragraphs D, E and F of the agenda staff report. There was no further discussion of the item. The chair entertained a motion for placement of the item on the consent agenda for approval as recommended by staff. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. 7 ITEM NO.: 5. Z -5397-A NAME: Promiseland Church Long -form PID LOCATION: located at 3700 West 65th Street Planning Staff Comments: 1. Provide notification of all property owners located within 200 feet of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than May 27, 2009. The Office of Planning and Development must receive the proof of notice no later than June 5, 2009. 2. Provide the total square footage proposed for each of the uses of the building. 3. For the church provide the seating capacity of the church, the number of members and the hours of the church will hold services. Variance/Waivers: None requested. Public Works Conditions: 1. West 65th Street is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. The centerline of West 65th Street is not provided. Applicability to this code cannot be verified. 2. A 20 foot radial dedication of right-of-way is required at the intersection of West 65tH Street and Scott Hamilton Drive. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this project. Entergy: Approved as submitted. Center -Point Ener v: No comment received. AT & T: No comment received. Central Arkansas Water: Contact Central Arkansas Water if larger and/or additional water meter(s) are required. Fire Department: Approved as submitted. County Planning: No comment. CATA: The site is located on CATA Bus Route #16 — the 65th Street Route. Item # 5. Planning Division: This request is located in the 65th Street East Planning District. The Land Use Plan shows Industrial for this property. The applicant has applied for a rezoning for a long form Planned Industrial Development to add a church as an allowable use for the site. The request does not require a change to the Land Use Plan. Master Street Plan: West 65th Street is a Minor Arterial. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Scott Hamilton Road is a Collector. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on these streets. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes in the immediate vicinity. Neighborhood Action Plan: This area is covered by the Upper Baseline Neighborhood Plan, but it does not address this issue. Landscape, 1. The site plan must comply with the City's landscape and buffer ordinance requirements. 2. All existing landscaping and fencing should be in good condition or replaced/repaired in conjunction with this application. 3. Any newly paved surfaces areas must be landscaped per City code. 4. If the rehabilitation costs exceeds fifty percent (50%) of the replacement cost of the building then the landscaping on the site must be brought into compliancy accordingly. Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, May 27, 2009. Item # 5.